House for sale • 280 m² without real estateDortmund Wambel Nordrhein-Westfalen 44143

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This completely renovated, exceptionally well-maintained residential and commercial building combines timeless substance with tasteful features and offers maximum flexibility for various living and working models. Two full stories plus an attic have been used as combined residential and commercial spaces over the past 25 years and are presented in a very good, ready-to-use condition.

Ideal for professionals seeking to combine representative office space with private living, such as tax consultants, law firms, architecture and planning offices, medical or veterinary practices, nursing services, or child day care. In addition, the building is excellently suited as a multi-generational solution, as a spacious family home, or as a shared retreat for close families.

Layout and Areas

- Total living area of approximately 280 m² across three levels

- Ground floor about 100 m²

- First floor with an additional area in the attic about 120 m²

- Attic a further approximately 60 m²

The floor plans allow for different scenarios ranging from working to living, with clearly separated areas and inviting, light-filled rooms.

Each unit features a fitted kitchen with branded appliances; the bathrooms are equipped with high-quality ceramics and fixtures from renowned German manufacturers. A highlight is the Duravit-designed bathroom with a spacious bathtub for two, a rain shower, and a dimmable, multi-bulb ceiling light – offering soothing wellness moments in everyday life.

Outdoor Area

The large, fully fenced property features a solid decorative gate at the entrance and garden access, providing security for playing children and pets. A courtyard building with storage, two garages, a carport, and several parking spaces complement the usability; the park-like garden with a pond and sauna house creates a private oasis of relaxation.

Highlights

- Flexible usage: living and working under one roof, multi-generational household, large family, or combinations

- High-quality, tasteful equipment and very well maintained

- Representative ambiance both inside and out, immediately usable

- Comprehensive parking facilities, plenty of storage space, and a relaxed retreat in your own greenery

This house combines quality of life, a representative appearance, and functional versatility – viewings available by appointment.

The property is located in the Dortmund district of Wambel, which is regionally famous primarily for its traditional gallop racecourse. Public transport connections are excellent, making downtown Dortmund reachable within minutes. Numerous daily necessity shops, pharmacies, doctors’ practices, hairdressers as well as dining options are within walking distance.

Furthermore, Wambel offers a variety of leisure and sports activities. In addition to harness racing and golf on the racecourse grounds, numerous other activities are possible, including soccer, handball, gymnastics, karate, badminton, or chess at local clubs. There is also a diving club and a shooting club on site.

Community life in Wambel is shaped by several congregations. In addition to the Protestant Jakobus Church and the Catholic St. Meinolf Church, there is a community center of the New Apostolic Church.

The district is also attractive for families: with the Comenius Primary School, the Europa Comprehensive School, the Fröbel Special Needs School, as well as a Greek school, Wambel offers a broad range of educational opportunities. This is complemented by daycare centers and a Protestant youth recreational facility.

The property presents itself with a bright, timelessly elegant lime plaster façade in a subtle hue (“Tibet”). Dark stained solid wood windows with double glazing on the ground floor and first floor underscore the building’s high-quality character. In the dormers, there are low-maintenance white plastic windows, while the roof areas are equipped with light-flooded Velux windows made of light wood featuring practical blackout blinds. Facing the street, stylish gray-painted wooden roller shutters provide additional protection for the rooms, and on the ground floor, all windows are fitted with shutters.

A significant energy-related highlight is the extensive photovoltaic system on the optimal south-facing side of the roof. It generates more than 3,000 kWh of electricity annually, thereby sustainably contributing to reduced energy costs. This independence from traditional energy suppliers increases the residential value, as does the possible wallbox on the property – a clear plus for future e-mobility.

Ground Floor:

The apartment on the ground floor impresses with lovingly crafted solid wood doors, an elegant sliding door system, and friendly maple laminate floors. The bathroom stands out with ceramic tiles in a Mediterranean style. The centerpiece of this level is the spacious kitchen: a white fitted kitchen in a charming country style with high-quality branded appliances offers plenty of storage space and room for a cozy dining area.

1st Floor & Attic:

The largest residential unit spans the first floor and part of the attic. Architectural details such as rounded arches, partly roughcast surfaces, high ceilings, and a representative front door system with a solid wood door and glazed elements give it a very special character. High-quality parquet flooring as well as modern laminate create a warm living atmosphere. An open fireplace with a matching marble hearth bench adds extra accent and ensures cozy hours.

The open kitchen invites both cooking and convivial gatherings. The sanitary area is cleverly arranged: the WC and bathroom are separate, and in the upper part of this unit is the bedroom with a modern shower room.

Attic (another separate unit):

The attic impresses with its open layout and a spacious bathroom with a shower and a comfortable bathtub – a place to relax and feel good.

The extensive, fully fenced garden plot represents a green oasis of quiet and privacy – dense hedges and tall trees optimally shield the garden. In season, apples, cherries, and plums can be harvested; in addition, the area offers plenty of space for resting, playing, gardening, sports, or keeping animals. The idyllic garden house by the pond, with its sun-drenched wooden terrace, invites you to barbecue and enjoy convivial gatherings. The integrated sauna in the garden house provides particularly relaxing and health-promoting moments during the winter months. The area around the garden house is sheltered from view and completely private.

Due to the existing rear development on neighboring properties, further development – for example with a single-family house – on the spacious plot appears fundamentally realistic. The concrete implementation depends on the local planning regulations; a binding statement on this can only be made by the responsible city planning and building authority. In some cases, a preliminary building inquiry may be advisable. All information is provided expressly without guarantee and without liability for approval.

In addition, the outbuilding includes both a standard and a larger garage with extra storage space – ideal as a workshop, hobby room, or storage for cars, motorcycles, bicycles, and gardening equipment. Further storage space is available in the attic of the outbuilding.

The property has been continuously maintained and regularly modernized – significant measures in recent years include, for example, façade repainting, roof and terrace renovation, the installation of smart radiator thermostats, as well as the renewal of fence and rainwater systems.

This property impresses with its versatile usage possibilities: whether as a spacious residential and commercial building, a multi-generational house, an investment property for rental, or a future further development of the plot – numerous attractive options are available.

Based on the annual net cold rent of 40,752 EUR, an attractive rental multiplier results, demonstrating a favorable relation between purchase price and yield and underlining the long-term investment value.